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HomeMy WebLinkAboutZA2017-050 - SUITE A - MINOR USE PERMIT FOR SANDWICH STORE (TAKE OUT SERVICE, LIMITED) - 4525 Coast Hwy W.RESOLUTION NO. ZA2017-050 A RESOLUTION OF THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH APPROVING MINOR USE PERMIT NO. UP2017-010 FOR A TAKE-OUT SERVICE, LIMITED, EATING AND DRINKING ESTABLISHMENT LOCATED AT 4525 WEST COAST HIGHWAY, UNIT A (PA2017-084) THE ZONING ADMINISTRATOR OF THE CITY OF NEWPORT BEACH HEREBY FINDS AS FOLLOWS: SECTION 1. STATEMENT OF FACTS. 1. An application was filed by Tower 48 LLC, with respect to property located at 4525 West Coast Highway, Unit A, and legally described as Parcel 2 of Parcel Map No. 85-268. 2. The applicant requests a minor use permit to allow a take-out service, limited, eating and drinking establishment, within an existing 650 -square -foot retail tenant space with 122 square feet of net public area and a maximum of 6 seats. The proposed hours of operation are from 8:00 a.m. to 10:00 p.m. No late hours (after 11:00 p.m.) or alcohol service are proposed as part of this application. 3. The subject property is located within the CN (Commercial Neighborhood) Zoning District and the General Plan Land Use Element category is CN (Neighborhood Commercial). 4. The subject property is located within the coastal zone. The Coastal Zoning District is Neighborhood Commercial (CN) and the Coastal Land Use designation is Neighborhood Commercial (CN). 5. A public hearing was held on June 29, 2017, in the Corona del Mar Conference Room (Bay E -1st Floor) at 100 Civic Center Drive, Newport Beach. A notice of time, place and purpose of the meeting was given in accordance with the Newport Beach Municipal Code. Evidence, both written and oral, was presented to, and considered by, the Zoning Administrator at this meeting. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT DETERMINATION. 1. This project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15303 under Class Class 3 (New Construction or Conversion of Small Structures) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. 2. This Section exempts the construction and location of limited numbers of new, small facilities or structures (up to 10,000 square feet in area) and the conversion of existing small structures from one use to another where only minor modifications are made to the interior or exterior of the structure. The project involves the conversion of an existing retail tenant space (650 square feet) to an eating and drinking establishment. The scope of work thus complies with the thresholds identified under the Class 3 exemption. Zoning Administrator Resolution No. ZA2017-050 Paqe 2 of 8 SECTION 3. REQUIRED FINDINGS. In accordance with Section 20.52.020 (Conditional Use Permits and Minor Use Permits) of the Newport Beach Municipal Code, the following findings and facts in support of such findings are set forth: Finding: A. The use is consistent with the General Plan and any applicable specific plan. Facts in Support of Finding: 1. The property is designated Neighborhood Commercial (CN) by the Land Use Element of the General Plan, which is consistent in intent with the CN Zoning District. 2. The proposed establishment is a commercial use intended to serve nearby residents, the surrounding community, and visitors to the City of Newport Beach. Therefore, the use is consistent with this land use category. 3. The proposed take-out service, limited, establishment would be complementary to the surrounding commercial and residential uses. 4. The subject property is not part of a specific plan area. Finding: B. The use is allowed within the applicable zoning district and complies with all other applicable provisions of this Zoning Code and the Municipal Code. Facts in Support of Finding: 1. The property is in the CN (Commercial Neighborhood) Zoning District. This designation is intended to provide for areas appropriate for a limited range of retail and service uses developed in one or more distinct centers. These centers are oriented to serve primarily the needs of and maintain compatibility with residential uses in the immediate area. A take-out service limited, eating and drinking establishment is a permitted use in the Zoning District, subject to the approval of a minor use permit pursuant to Table 2-5 of Newport Beach Municipal Code Section 20.20.020 (Commercial Zoning Districts Land Uses and Permit Requirements). 2. The project site includes a 122 -space surface parking lot. The parking requirement for a take-out service, limited, eating and drinking establishment is one space per 250 square feet, consistent with the parking requirement of the previous retail use. No intensification or enlargement is proposed; therefore, no additional parking is required. 3. The Coastal Zoning District is Neighborhood Commercial (CN) and the Coastal Land Use designation is Neighborhood Commercial (CN). The project is exempt from the oa-27-17 Zoning Administrator Resolution No. ZA2017-050 Page 3 of 8 requirements of a coastal development permit because the improvements to the existing structure do not change the intensity of use or result in an increase in floor area. 4. As conditioned, the proposed establishment will comply with Zoning Code standards for eating and drinking establishments, including those specific to the take-out service, limited use classification, which includes a maximum of six seats. Finding: C. The design, location, size, and operating characteristics of the use are compatible with the allowed uses in the vicinity. Facts in Support of Finding: 1. The proposed establishment within the commercial plaza will be accessible from West Coast Highway, Balboa Boulevard, and River Avenue, which provide convenient access for motorists, pedestrians, and bicyclists. 2. The proposed establishment is compatible with the existing and allowed uses in the area, which consist of retail commercial and residential developments. 3. A residential development is located to the east of the property. As conditioned, the allowed hours of operation will be 8:00 a.m. to 10:00 p.m., daily, which will minimize any disturbance to residences near the property. 4. As conditioned, the existing trash storage area at the rear of the property will be improved to have three walls and a self -latching gate. It is conveniently located where materials can be deposited and collected, and does not impede with parking spaces. Finding: D. The site is physically suitable in terms of design, location, shape, size, operating characteristics, and the provision of public and emergency vehicle (e.g., fire and medical) access and public services and utilities. Facts in Support of Finding: 1. The existing 122 -space parking lot provides adequate circulation for patrons. 2. The Fire Department reviewed the project and site to ensure adequate public and emergency vehicle access. 3. Any proposed site and tenant improvements must comply with the Zoning Code and all Building, Public Works, and Fire Codes for permits to be issued. oa-27-17 Zoning Administrator Resolution No. ZA2017-050 Paqe 4 of 8 Finding: E. Operation of the use at the location proposed would not be detrimental to the harmonious and orderly growth of the City, nor endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare of persons residing or working in the neighborhood of the proposed use. Facts in Support of Finding: The project has been reviewed and includes conditions of approval to ensure that potential conflicts with the surrounding land uses are minimized to the greatest extent possible. The operator is required to take reasonable steps to discourage and correct objectionable conditions that constitute a nuisance in parking areas, sidewalks and areas surrounding the subject property and adjacent properties during business hours, if directly related to the patrons of the establishment. 2. The proposed take-out service, limited, eating and drinking establishment will help revitalize the project site and provide an economic opportunity for the property owner to update the tenant space and provide additional services to residents and visitors. 3. The applicant is required to obtain Health Department approval prior to opening for business and comply with the California Building Code to ensure the safety and welfare of customers and employees within the establishment. 4. The proposed use includes limited hours, no alcohol service is proposed, and there is no increased parking demand. Based upon the Zoning Code requirements, the proposed use will not result in a detriment to the existing retail shopping center or surrounding community. SECTION 4. DECISION. NOW, THEREFORE, BE IT RESOLVED: The Zoning Administrator of the City of Newport Beach hereby approves Minor Use Permit No. UP2017-010 (PA2017-084), subject to the conditions set forth in Exhibit "A", which is attached hereto and incorporated by reference. 2. This action shall become final and effective 14 days following the date this Resolution was adopted unless within such time an appeal or call for review is filed with the Community Development Director in accordance with the provisions of Title 20 Planning and Zoning, of the Newport Beach Municipal Code. oa-27-17 Zoning Administrator Resolution No. ZA2017-050 Page 5 of 8 PASSED, APPROVED, AND ADOPTED THIS 29TH DAY OF JUNE, 2017. P trick J. Alford, Zoning A ministrator oa-27-17 Zoning Administrator Resolution No. ZA2017-050 Page 6 of 8 WA :11-311 dv-.l CONDITIONS OF APPROVAL 1. The development shall be in substantial conformance with the approved site plan and floor plans stamped and dated with the date of this approval. (Except as modified by applicable conditions of approval.) 2. The applicant shall comply with all federal, state, and local laws. Material violation of any of those laws in connection with the use may be cause for revocation of this Minor Use Permit. 3. This Minor Use Permit may be modified or revoked by the Zoning Administrator if determined that the proposed uses or conditions under which it is being operated or maintained is detrimental to the public health, welfare or materially injurious to property or improvements in the vicinity or if the property is operated or maintained so as to constitute a public nuisance. 4. The applicant is required to obtain all applicable permits from the City's Building Division and Fire Department. The construction plans must comply with the most recent, City - adopted version of the California Building Code. The construction plans must meet all applicable State Disabilities Access requirements. Approval from the Orange County Health Department is required prior to the issuance of a building permit. 5. The hours of operation for the establishment shall be limited to 8:00 a.m. through 10:00 p.m., daily. 6. The sale of alcohol shall not be permitted. 7. The maximum number of seats allowed in the eating and drinking establishment shall be six (6). No outdoor seating is permitted without further review and may require an amendment to this Minor Use Permit. 8. Any change in operational characteristics, expansion in area, or other modification to the approved plans, shall require an amendment to this Minor Use Permit or the processing of a new use permit. 9. A copy of the Resolution, including conditions of approval Exhibit "A", shall be incorporated into the Building Division and field sets of plans prior to issuance of the building permits. 10. Prior to issuance of building permits, the applicant shall submit to the Planning Division an additional copy of the approved architectural plans for inclusion in the Minor Use Permit file. The plans shall be identical to those approved by all City departments for building permit issuance. The approved copy shall include architectural sheets only and shall be reduced in size to 11 inches by 17 inches. The plans shall accurately depict the oa-z7-17 Zoning Administrator Resolution No. ZA2017-050 Paqe 7 of 8 elements approved by this Minor Use Permit and shall highlight the approved elements such that they are readily discernible from other elements of the plans. 11. Prior to issuance of building permits, the project plans shall identify if the building is protected with automatic fire sprinklers and/or a fire alarm system to the satisfaction of the City's Life Safety Services Division. 12. Should the property be sold or otherwise come under different ownership, any future owners or assignees shall be notified of the conditions of this approval by either the current business owner, property owner, or the leasing agent. 13. The existing trash enclosure located in the southeasterly corner of the lot shall be reconstructed to have three walls and a self -latching gate. All trash shall be stored within the building or within dumpsters stored in the trash enclosure or otherwise screened from view of neighboring properties. Trash bins shall have a lid which shall remain closed at all times, except when being loaded or while being collected by the refuse collection agency. Additionally, the operator must monitor all trash receptacles, having them emptied, maintained, and cleaned when necessary as to control odors and any nuisances. 14. Trash receptacles for patrons shall be conveniently located both inside and outside of the establishment, however, not located on or within any public property or right-of-way. 15. The exterior of the business shall be maintained free of litter and graffiti at all times. The owner or operator shall provide for daily removal of trash, litter debris, and graffiti from the premises and on all abutting sidewalks within 20 feet of the premises. 16. The applicant shall ensure that the trash dumpsters and/or receptacles are maintained to control odors. This may include the provision of either fully self-contained dumpsters or periodic steam cleaning of the dumpsters, if deemed necessary by the Planning Division. Cleaning and maintenance of trash dumpsters shall be done in compliance with the provisions of Title 14, including all future amendments (including Water Quality related requirements). 17. Deliveries and refuse collection for the facility shall be prohibited between the hours of 10:00 p.m. and 7:00 a.m., on weekdays and Saturdays, and between the hours of 10:00 p.m. and 9:00 a.m. on Sundays and Federal holidays, unless otherwise approved by the Director of Community Development, and may require an amendment to this Minor Use Permit. 18. Storage outside of the building, in the front, or at the rear of the property shall be prohibited, with the exception of the required trash container enclosure. 19. A Special Events Permit is required for any event or promotional activity outside the normal operational characteristics of the approved use, as conditioned, or that would attract large crowds, involve the sale of alcoholic beverages, include any form of on-site oa-27-17 Zoning Administrator Resolution No. ZA2017-050 Paqe 8 of 8 media broadcast, or any other activities as specified in the Newport Beach Municipal Code to require such permit. 20. This approval shall expire and become void unless exercised within 24 months from the actual date of review authority approval, except where an extension of time is approved in compliance with the provisions of Title 20 Planning and Zoning of the Newport Beach Municipal Code. 21. To the fullest extent permitted by law, applicant shall indemnify, defend and hold harmless City, its City Council, its boards and commissions, officials, officers, employees, and agents from and against any and all claims, demands, obligations, damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities, costs and expenses (including without limitation, attorney's fees, disbursements and court costs) of every kind and nature whatsoever which may arise from or in any manner relate (directly or indirectly) to City's approval of Tower 48 Deli Minor Use Permit including, but not limited to, Minor Use Permit No. UP2017-010 (PA2017-084). This indemnification shall include, but not be limited to, damages awarded against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in connection with such claim, action, causes of action, suit or proceeding whether incurred by applicant, City, and/or the parties initiating or bringing such proceeding. The applicant shall indemnify the City for all of City's costs, attorneys' fees, and damages which City incurs in enforcing the indemnification provisions set forth in this condition. The applicant shall pay to the City upon demand any amount owed to the City pursuant to the indemnification requirements prescribed in this condition. oa-z7-17